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929 Buck Way

929 Buck Way

Sevierville, TN 37876

$399,900

2 bd · 2 ba · 1,536 sqft · Listed 5d ago

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Year built

2000

Sqft

1,536

Lot sqft

9,148

HOA / mo

$167

Furnished

No

List date

2026-09-22T23:26:00Z

Revenue

Annual revenue

$41,081

ADR

$182

Occupancy

62%

Cleaning fees (12 mo)

$7,808

Confidence

Med (60), 50 comps

Comp revenue range (p25 / median / p75)

$29,219$37,743$44,650

  • "Douglas Dream" 2 Bedroom Cabin

    2 bd · 2 ba · sleeps 8 · 66 ft

    Revenue —ADR $516Occ ≈ ——

    Airbnb

  • New! Game Room, Views, Hot Tub + King Suites

    2 bd · 2 ba · sleeps 8 · 105 ft

    Revenue —ADR $179Occ ≈ —4.8★ (44)

    AirbnbVrbo

  • Mountaintop RnR | Hot Tub & Forest Views

    2 bd · 2 ba · sleeps 6 · 121 ft

    Revenue —ADR $197Occ ≈ —4.8★ (46)

    AirbnbVrbo

  • Douglas Lake Cabin Retreat・Beautiful Views・Hot Tub

    2 bd · 2 ba · sleeps 6 · 220 ft

    Revenue —ADR $186Occ ≈ —4.7★ (15)

    AirbnbVrbo

  • Mtn Cabin w/Lake and Pool Access

    2 bd · 2 ba · sleeps 4 · 331 ft

    Revenue —ADR $209Occ ≈ —4.9★ (59)

    Airbnb

  • LakeView+HotTub+PoolTable+RetroGaming+GasFireplace

    2 bd · 2 ba · sleeps 6 · 341 ft

    Revenue —ADR $258Occ ≈ —5★ (157)

    AirbnbVrbo

  • Douglas Lake-Cheerful 2Bd/2Ba + Loft bed - No Pets

    2 bd · 2 ba · sleeps 8 · 361 ft

    Revenue —ADR $208Occ ≈ —4.8★ (94)

    AirbnbVrbo

  • 2 Bedroom, Sleep 6, Hot Tub, Fishing

    2 bd · 2 ba · sleeps 7 · 400 ft

    Revenue —ADR $234Occ ≈ —4★ (3)

    AirbnbVrbo

  • Cozy Cabin, Minutes to Dollywood, Hot Tub, Pool

    2 bd · 2 ba · sleeps 6 · 410 ft

    Revenue —ADR $148Occ ≈ —4.8★ (109)

    AirbnbVrbo

  • Serene Nest | By Colonial Properties

    2 bd · 2 ba · sleeps 7 · 413 ft

    Revenue —ADR $258Occ ≈ —5★ (1)

    Vrbo

Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.

Cash flow calculator

Financing

Est. revenue

$41,081

NOI

$20,339

Cash flow /mo

$1,695

Cash needed

$437,896

Cash-on-cash (all cash)

4.6%

ROE (yr 1)

7.4%

Cap rate

5.1%

DSCR

—

Year-1 write-off

$109,038

Year-1 tax shield @ 32%

$34,892

Year-1 return on equity

  • Cash flow (annual)$20,339
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$11,997
ROE7.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)15.4%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,216
  • Platform fees (3% of revenue)$1,232
  • Maintenance / capex (5% of revenue)$2,054
  • Utilities & supplies$4,200
  • HOA$2,004
  • Property tax$636
  • Insurance (STR-rated)$2,399

Cash needed to close

  • Purchase price (all cash)$399,900
  • Closing costs (4.0%)$15,996
  • Furnishing (bought new)$22,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$34,892

Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).

The write-off comes from the cost segregation estimate below. Not tax advice.

Cost segregation estimate

An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.

Depreciable basis

$365,000

Short-life (5/15-yr)

$86,000 · 24%

Year-1 deduction

$109,000

Year-1 tax shield @ 32%

$35,000

Land 9% (county tax record, market value split) · building $279,000 over 39 years · new furniture $22,000

Based on: 1,536 sq ft, built 2000, 2 bd / 2 ba, unfurnished, listing features (deck, game room, fireplace).

IRS-guide safe-harbor floor: $70,000 in year 1 (13% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$68,100

  • Kitchen cabinetsdefault

    $9,200 new × 40% good × 2.30 allocation

    $8,400

  • Kitchen countertopsdefault

    $7,500 new × 40% good × 2.30 allocation

    $6,900

  • Decorative trimdefault

    $2,700 new × 40% good × 2.30 allocation

    $2,500

  • Mirrorsdefault

    $300 new × 40% good × 2.30 allocation

    $300

  • Shelvingdefault

    $900 new × 40% good × 2.30 allocation

    $800

  • Window coverings (15)default

    $3,800 new × 40% good × 2.30 allocation

    $3,500

  • Carpet, vinyl & laminate (40% of floors)default

    $4,000 new × 40% good × 2.30 allocation

    $3,600

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 48% good × 2.30 allocation

    $7,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 48% good × 2.30 allocation

    $4,800

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 2.30 allocation

    $7,500

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$40,000

  • Paving: driveway & walks (paved)default

    $8,100 new × 50% good × 2.30 allocation

    $9,400

  • Landscaping (typical)default

    $7,800 new × 50% good × 2.30 allocation

    $9,000

  • Patiosdefault

    $1,500 new × 50% good × 2.30 allocation

    $1,700

  • Decks & porches (attached)listing

    $17,300 new × 50% good × 2.30 allocation

    $19,900
Building, 39-year$278,900

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $166,600 new × 57% good × 2.30 allocation

    $217,500

  • Building plumbing & fixturesdefault

    $17,300 new × 48% good × 2.30 allocation

    $19,100

  • Building electrical & lightingdefault

    $16,700 new × 48% good × 2.30 allocation

    $18,500

  • HVACdefault

    $17,300 new × 40% good × 2.30 allocation

    $15,900

  • Hardwood & tile floorsdefault

    $5,900 new × 40% good × 2.30 allocation

    $5,500

  • Fireplacelisting

    $2,600 new × 40% good × 2.30 allocation

    $2,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$68,100$40,000$900$109,000
2$0$0$7,200$7,200
3$0$0$7,200$7,200
4$0$0$7,200$7,200
5$0$0$7,200$7,200
6+$0$0$249,400$249,400
Total$68,100$40,000$278,900$387,000

Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: Georgia disallows bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.

Market note

STR allowed in most of Sevier County; inside Gatlinburg city limits only in overnight-rental zones.